15232 Wrangletown Rd · Allenport, PA 17066

$65,000

1 bd · 1.0 ba · 1,400 sqft · SingleFamily · 5 Days on market

Built 2003 Poor condition 1.79 ac lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Attention contractors, investors, and dreamers! This private, wooded property offers endless possibilities to transform it into your personal mountain retreat. Though it needs TLC, the peaceful serenity of the location is unmatched. Bring your vision and make this your perfect getaway. This log cabin features one bedroom, one full bath, a spacious kitchen and living area accented by beautiful wood finishes—plus a loft upstairs that could be renovated into an excellent extra space. Note: Property is sold as-is. It has been winterized, and all utilities will remain off. Ingress and egress access undetermined at this time, buyer to verify.

Key facts

• Spacious kitchen
• Loft upstairs
• Log cabin

Tags

• PRIVATE WOODED PROPERTY
• LOG CABIN
• SPACIOUS KITCHEN
• BEAUTIFUL WOOD FINISHES
• LOFT UPSTAIRS
• EXCELLENT EXTRA SPACE

Property features AI

Finance

• Other: Lease not considered

Exterior

• Parking: Driveway parking (4 spaces total); Total of 4 garage/parking spaces
• Utilities: Well water; Holding tank for sewage; 200+ amp electric service; Electric hot water
• Home design: Detached log construction; Shingle roof; Single detached structure; Fee simple ownership; Estimated year built
• Construction: Log construction; Block foundation; Shingle roof; Above-grade structures present; Estimated year built
• Exterior features: Other exterior features; Walkout unfinished basement; 2+ access exits

Interior

• Kitchen: Refrigerator
• Bedrooms: One bedroom on the main level; Loft (additional sleeping/bonus space)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Oil and electric heating fuel; Window air-conditioning units (electric)
• Interior features: Tub/shower; Electric fireplace insert (1)
• Laundry & utility: Washer/dryer hookup in the basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $65k).

Location & tenants

• Location reads 57/100 on livability (#1,628 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Mount Union Area SD (town): math 19% / reading 35% proficiency, ranked #462 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 24 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.73%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15232 Wrangletown Rd	0.00mi	1/1.0	1,400 (0%)	0mo	$50,000	$36	100
10871 Hogan Rd	0.44mi	2/1.0 (+1)	1,436 (+3%)	13mo	$220,000	$153	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 4.05×
• Total profit: $55,441
• Equity at exit: $58,557

10-year hold

• IRR: 34.3%
• Equity multiple: 9.11×
• Total profit: $147,545
• Equity at exit: $126,281

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17066

• Home prices YoY: 6.3%
• Active inventory: 24
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $314

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 62%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-29
   status Pending 650-char remark

   Show marketing remark (650 chars)

   Attention contractors, investors, and dreamers! This private, wooded property offers endless possibilities to transform it into your personal mountain retreat. Though it needs TLC, the peaceful serenity of the location is unmatched. Bring your vision and make this your perfect getaway. This log cabin features one bedroom, one full bath, a spacious kitchen and living area accented by beautiful wood finishes—plus a loft upstairs that could be renovated into an excellent extra space. Note: Property is sold as-is. It has been winterized, and all utilities will remain off. Ingress and egress access undetermined at this time, buyer to verify.

2. 2026-04-29
   status Pending

   Show marketing remark (650 chars)

   Attention contractors, investors, and dreamers! This private, wooded property offers endless possibilities to transform it into your personal mountain retreat. Though it needs TLC, the peaceful serenity of the location is unmatched. Bring your vision and make this your perfect getaway. This log cabin features one bedroom, one full bath, a spacious kitchen and living area accented by beautiful wood finishes—plus a loft upstairs that could be renovated into an excellent extra space. Note: Property is sold as-is. It has been winterized, and all utilities will remain off. Ingress and egress access undetermined at this time, buyer to verify.

3. 2026-04-24
   listed $65,000 Active 650-char remark

   Show marketing remark (650 chars)

   Attention contractors, investors, and dreamers! This private, wooded property offers endless possibilities to transform it into your personal mountain retreat. Though it needs TLC, the peaceful serenity of the location is unmatched. Bring your vision and make this your perfect getaway. This log cabin features one bedroom, one full bath, a spacious kitchen and living area accented by beautiful wood finishes—plus a loft upstairs that could be renovated into an excellent extra space. Note: Property is sold as-is. It has been winterized, and all utilities will remain off. Ingress and egress access undetermined at this time, buyer to verify.

4. 2026-04-24
   listed $65,000 Active

   Show marketing remark (650 chars)

   Attention contractors, investors, and dreamers! This private, wooded property offers endless possibilities to transform it into your personal mountain retreat. Though it needs TLC, the peaceful serenity of the location is unmatched. Bring your vision and make this your perfect getaway. This log cabin features one bedroom, one full bath, a spacious kitchen and living area accented by beautiful wood finishes—plus a loft upstairs that could be renovated into an excellent extra space. Note: Property is sold as-is. It has been winterized, and all utilities will remain off. Ingress and egress access undetermined at this time, buyer to verify.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,599
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$1,891
• Taxable income: $2,912
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $3,074/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This log cabin requires extensive repairs and updates to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major log siding — Severe weathering and damage
• Major roof — Visible leaks and structural damage
• Major flooring — Worn-out and in need of replacement
• Major HVAC system — No visible system, likely needs replacement
• Major paint — Peeling paint on walls and exterior

Value-add opportunities

• Both New roof and siding — Improves both appearance and structural integrity
• Both HVAC system replacement — Enhances comfort and energy efficiency
• Both Painting and interior updates — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
log siding · Severe weathering and damage	Major	$15,000–50,000
roof · Visible leaks and structural damage	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
HVAC system · No visible system, likely needs replacement	Major	$15,000–50,000
paint · Peeling paint on walls and exterior	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof and siding — Improves both appearance and structural integrity ↑
• Both HVAC system replacement — Enhances comfort and energy efficiency ↑
• Both Painting and interior updates — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances property value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mount Union Area SD
• NCES district ID: 4216020
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $38,561
• Composite: 22.56/100
• National rank: #8080
• State rank: #462 of 539 in PA

Livability — Allenport

• Score: 57/100
• State rank: #1628
• US rank: #22331

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 179
• Population (ZIP): 5,131

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.34%
• Current HPI: 173.1528
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — HCBR
• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-24 Listed $65,000 BRIGHT MLS
• 2026-04-24 Listed $65,000 HCBR